HomeMy WebLinkAboutLetter #06 Jill Meisenheimer
Butler, Bric
From:Jill Meisenheimer <jill.meisenheimer@outlook.com>
Sent:Sunday, October 13, 2024 11:27 PM
To:Butler, Bric; Jill Meisenheimer
Subject:RE Meridian Trails proposal for October 15 Plan Commission meeting-Old Business
Importance:High
Follow Up Flag:Follow up
Flag Status:Flagged
Hi Bric,
Please forward my email to Plan Commissioner for the October 15 Plan Commission Meeting.
Thank you.
Jill H. Meisenheimer
jill.meisenheimer@outlook.com
Date: October 13, 2024
To: Plan Commission
From: Jill H. Meisenheimer
RE: RE Meridian Trails proposal for October 15 Old Business at Plan Commission meeting
I appreciate the many good questions and concerns that were raised by both Plan Commissioners and
members of the public. However, it is frustrating that this proposal moved so quickly, not all the questions
you and members of the public asked were answered, and no significant changes to the proposed plan were
required. The applicant's requests may seem insignificant related to the 2018 rezone for an Office Building,
but the Meridian Trails proposal would result in significant changes.
I took an informal survey of 15 Seniors, mostly women, over age 55 to 90 years old: Almost all still drive! My
husband and I are over 77 years old and we both drive. All the Seniors said that an eating area/cafe/gathering
place would be an important amenity. Several wanted to keep many of the trees in that area. They asked that
there be a circle "trail/path" that they could walk around. They liked the idea of having a large outdoor swing
and outdoor exercise/playground equipment.
* This process was very quick! The Meridian Trails development used the Combo Committee process to
request Commitment Amendments and Variances, to enable a significant change from a 3-Story Office
Building, that neighbors previously agreed to in 2018, to a very different Use: 4 stories with 169 apartments
for people 55 years and older, plus commercial space. After only one public hearing at a full Plan Commission
meeting the proposal for Meridian Trails was sent to the October 1 PC committee, which reviewed and
approved of both the requested Commitment Amendments and the Variances. The PC committee sent a
favorable recommendation to the full PC for final approval at your Tuesday, October 15 meeting.
I ask you to consider the below issues in green before you vote on this proposal, because I think this will be
the last opportunity to fill in some of the details for this conceptual/not guaranteed proposal. If Meridian
Trails is approved, when it returns for ADLS, it is probably unlikely that many of these issues will be addressed.
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About Meridian Trails:
* Only one occupant per apartment is required to be 55 years of age or older. This active adult 55 or older,
age-restricted development consists of a single 4-story building containing 169 apartments for-lease, on 5.75
acres (proposed density = 29.4 units/acre). This parcel's original S-2/Residential zoning had a maximum
density of 2.4 units/acre, and the residential neighborhoods adjacent to the south and west are zoned S-2.
* The petitioner estimated the average age for this 55+ community will be 74 to 76 years old and that 75% to
85% of the residents will be female. Rooms will have some Universal Design/Handicapped Accessible features;
they were not specified. No actual medical care is provided by this development.
* The apartments include 34 Penthouse Suites (not defined); 87 Two-Bedroom Luxury Suites; and 48 One-
Bedroom Suites. The petitioner said the rooms would range from 1 bedroom beginning at 800 sq. ft. to a 2
bedroom up to 1500 sq. ft.
* No proposed rent cost has been provided. The Narrative on Meridian Trails in the Info Packet states,
"designed to be financially accessible for the average Carmel Senior." "...without the financial strain of
significant entry or buy-in costs." (Descriptive words used include sophisticated, elegantly appointed, upscale,
luxurious.)
* There will be activities and short trips.
The building surrounds a courtyard (unspecified dimensions) with a swimming pool, outdoor kitchen, and
recreation area.
What is the percentage of Open Space in this proposal?
Are the residents paying for the Wellness Director/Life Enrichment Director?
Is there a free gym/workout facility provided?
Or would this just be a possibility in the commercial area, with a membership cost?
* The building also contains 5962 sq. ft. of commercial/retail space envisioned to focus on wellness-oriented
retail or services, which would serve both Meridian Trails residents and the general public.
Why is a food service/cafe not included?
Is the commercial space restricted to only those types of businesses?
What goes there if the health/wellness type of businesses don't survive?
Are any uses specifically prohibited?
* An 8 ft. tall masonry wall will still be constructed within the 30-foot greenspace buffer yard along the
parcel's south & west boundaries that face the adjacent single-family neighborhoods.
* I have heard from several neighbors that there is a strong unpleasant sewer smell in this area. I don’t have
further information about this, but I hope you will look into and address this before giving approval to the
Meridian Trails proposal.
* Refer to the 12/03/2018 “Commitments concerning the use or development of real estate made in
connection with a variance, special exception or approval grant. Commitment 3 regarding regular “business
day” hours of operation for any primary use of Subject Property shall not be earlier than 7 a.m. nor later than
7 p.m. Monday through Friday, and 8 a.m. to 1 p.m. Saturday.
One modification of the commitment was to eliminate limitations on hours of operation.
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Should businesses in the Commercial Area have reasonable limited hours to protect the residents of Meridian
Trails and nearby neighbors?
Parking still seems inadequate: (Refer to Info Packet pages 14 to 15 and 17 to 19)
A & F Engineering reported that there will be less traffic with this development than an office building.
Because this proposed development would function like independent living, the applicant is seeking a Variance
to decrease the number of parking spaces to 232, possibly allowing for more green space. (A decrease from
the UDO-required 340 parking spaces to 232 would be a 32% decrease resulting in about 108 fewer parking
spaces.) The applicant estimates they need only 1 to 1.3 parking spaces per unit.
The Active Adult-Parking Research 2024 (page 17 to 19) says "As residents age, their driving frequency tends
to decrease...by age in the late 70s or 80s, the number of drivers drops significantly." "In areas with good
public transportation or access to ride-sharing services... can successfully maintain a lower parking ratio."
This location is isolated from other commonly used businesses and is up on a hill.
How will most Seniors be able to climb up and down the hill?
There is no public transportation at this time in Carmel.
Parking on adjacent 106th St. or Illinois St. is not an option, and the St. Vincent Heart Hospital parking lot is a
distance away, across Illinois St.
Most adults aged 55 to 65 (and some older) are still active, working and will need to have a car.
It is likely that many units will have more than one person, so it seems unreasonable to base parking space
needs on just one car per unit.
Even basing parking spaces on only one space per unit, there is still significant parking space required for staff,
visitors, and members of the public using the commercial businesses.
If it is difficult to find a parking space, the apartment residents will be frustrated, and members of the public
may stop frequenting the businesses.
Though several Plan Commissioners voiced concerns about the need for more parking spaces per resident, no
Commissioner asked the petitioner to reduce the number of units in this proposal, which would result in
needing fewer parking places and making more green space available!
Carmel needs senior housing for downsizers, but it takes more than an apartment and activities to be able to
age comfortably and independently in place.
If approved, Meridian Trails will have to come back to the PC at a later date for DP/ADLS approval. And if
approved as it is now, residents can expect that they will not be protected by current zoning and there will be
more future dense mixed-use developments approved in West Carmel.
I live about a mile away from this proposed development. I am the target audience for the average person
that Meridian Trails will be targeting for these proposed apartments. I look forward to hearing your
discussions about these concerns before you do a final vote on the proposal for Meridian Trails development.
Jill H. Meisenheimer
jill.meisenheimer@outlook.com
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